Needles Highway 83 Rezoning RR-5 to RR-2.5
Rezone from RR-5 to RR-2.5 to support a proposed subdivision.
- Location
- 17675 HIGHWAY 83, 80908
- Jurisdiction
- El Paso County
- Applicant
- Vertex Consulting Services, LLC Nina Ruiz
- Land owner (assessor)
- NORTH RANCH LLC (state record)
- County project manager
- Joe Letke
- Filed
- Feb 9, 2026
- Parcel
- 6100000369
- Map
-
Parcel boundaries: Colorado public parcel data · Basemap © OpenStreetMap contributors
- Area map
- See all Tri-Lakes projects on the map
- Source record
- El Paso County EDARP file
Documents (31)
Adopted PC MinutesadditionalSep 22, 2026
Adopted Minutes from the Planning Commission hearing on 09/03/2026. JM
BOCC Hearing AgendaadditionalSep 22, 2026
Hearing Agenda for the Board of County Commissioners hearing on 09/24/2026. JM
BOCC Staff Report - final with attachmentsadditionalSep 11, 2026
Staff Report for the Board of County Commissioners hearing on 09/24/2026. JM
Signed PC ResolutionadditionalSep 3, 2026
Recommendation from the Planning Commission hearing on 09/03/2026. JM
Affidavit of Published Legal AdvertisementadditionalSep 3, 2026
P268 AFFIDAVIT FOR PUBLISHED LEGAL. Gazette 08-29-2026
PC Staff Report - final with attachmentsadditionalAug 27, 2026
Staff Report for the Planning Commission hearing on 09/03/2026. JM
PC & BOCC PosteradditionalAug 24, 2026
Poster for the Planning Commission hearing on 09/03/2026 and the Board of County Commissioners hearing on 09/24/2026. JM
Mailing Labels - Hearing NoticeadditionalAug 24, 2026
Mailing Labels for the 36 surrounding property owners that received notices. PCD mailed the letters on 08/19/2026. Cost = $28.08. JM
Hearing Notice & Vicinity MapadditionalAug 24, 2026
Hearing Notice for the Planning Commission hearing on 09/03/2026 and the Board of County Commissioners hearing on 09/24/2026. JM
PC Hearing AgendaadditionalAug 24, 2026
Hearing Agenda for the Planning Commission hearing on 09/03/2026. JM
Neighbor Notice & Vicinity MapadditionalJun 16, 2026
Notice of Application letters were mailed to surrounding property owners on 06/16/2026. JM
Mailing LabelsadditionalJun 16, 2026
Mailing Labels for the 36 surrounding property owners that received notices. Cost = $26.64. JM
Agency review comments (20)
PCD Project Managerreview 3Aug 12, 2026
Planning has no further comments.
Joe Letke
Planner
JoeLetke@elpasoco.com
EPC DPW Development Services - Engineeringreview 3Aug 11, 2026
DPW Engineering review 3
Comments have been address on the following documents
- Traffic Impact Study
- Letter of Intent
The TIS will be routed to the Engineering Manager for document acceptance.
Review by
Bret Dilts, PE
bretdilts@elpasoco.com
719-520-6864
EPC DPW Development Services - Engineeringreview 2Aug 4, 2026
DPW Engineering review 2 has comments on the following documents
- Traffic Impact Study
- Letter of Intent
Review by
Bret Dilts, PE
bretdilts@elpasoco.com
719-520-6864
PCD Project Managerreview 2Aug 4, 2026
Planning has comments on the following version 2 documents:
-LOI
Joe Letke
Planner
JoeLetke@elpasoco.com
Colorado Department of Transportation - Pueblo Officereview 2Jul 22, 2026
Please see comments attached.
PCD Project Managerreview 1Jun 30, 2026
Planning has comments on the following version 1 documents:
-Application Form
-LOI
-Zoning Map
Joe Letke
Planner
JoeLetke@elpasoco.com
EPC DPW Development Services - Engineeringreview 1Jun 30, 2026
DPW Engineering review 1 has comments on the following documents
- Letter of Intent
- Traffic Impact Study
Review by
Bret Dilts, PE
bretdilts@elpasoco.com
719-520-6864
Colorado Department of Transportation - Pueblo Officereview 1Jun 22, 2026
Please see attached CDOT comments.
EPC DPW Stormwaterreview 1Jun 18, 2026
EPC DPW Stormwater has no comments.
Reviewed by:
Zachary Jannusch
Associate Engineer - Stormwater
719.500.3170
ZacharyJannusch@elpasoco.com
PCD Administrative Noticereview 1Jun 16, 2026
On 06/16/2026, PCD mailed "Notice of Application" letters to surrounding property owners within a 500-foot range (36 addresses). Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage to be billed to the applicant = $26.64. JM
Pikes Peak Regional Building Departmentreview 1Jun 16, 2026
Enumerations has no comment regarding the rezone.
Amy Vanderbeek
Enumerations Plans Examiner
Pikes Peak Regional Building Department
O: 719-327-2930 E: Amy@pprbd.org
Tri-Lakes-Monument Fire Protection Districtreview 1Jun 12, 2026
The International Fire Code does not regulate land use or zoning classifications, and the Monument Fire District does not provide comments either in support of or in opposition to proposed zoning changes. Accordingly, the District has no comments regarding the merits of the requested change.
No fire protection infrastructure improvements are proposed as part of the zoning application. Any future subdivision, site development, or construction associated with the property will be reviewed independently for compliance with the codes and standards in effect at the time of development.
During subsequent planning and development phases, Monument Fire District will evaluate fire protection requirements including, but not limited to, fire apparatus access, emergency vehicle access, water supply, fire flow, and other applicable provisions of the International Fire Code and the Monument Wildfire Resiliency Code. Any required fire protection infrastructure improvements will be addressed as part of those future reviews.
EPC Parks Departmentreview 1Jun 10, 2026
The El Paso County Parks Department has reviewed this rezone proposal and has no objections to this rezone. The 2022 Parks Master Plan shows no impacts to existing or proposed parks, trails, or open space.
Regional park fees and impacts will be assessed upon review of the forthcoming platting action(s).
Thank you!
Ashlyn Mathy
Parks Planner
Park Planning Division
El Paso County Parks Department
Office: 719.520.6978
Land ownership timeline
- May 1, 2026Parcel 6100000369 acquired by NORTH RANCH LLC (state record) — no sale price recorded, often a non-market transfer such as a deed into a related entity (assessor record)
Timeline
- Aug 15, 2026Request for Review Comments returned by Colorado Parks and Wildlife
- Aug 13, 2026Request for Review Comments email resent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Travis Sauder on behalf of Colorado Parks and Wildlife
- Aug 12, 2026Request for Review Comments returned by PCD Project Manager
- Aug 12, 2026Request for Review Comments returned by Colorado Parks and Wildlife
- Aug 11, 2026Request for Review Comments returned by EPC DPW Development Services - Engineering
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Victoria Poulton on behalf of Colorado Parks and Wildlife
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Travis Sauder on behalf of Colorado Parks and Wildlife
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Tim Kroening on behalf of Colorado Parks and Wildlife
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Karen Voltura on behalf of Colorado Parks and Wildlife
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Peter Chapman on behalf of Colorado Parks and Wildlife
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Carolyn Craveiro de Sa on behalf of Colorado Parks and Wildlife
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Gilbert LaForce on behalf of EPC DPW Development Services - Engineering
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Engineering Manager on behalf of EPC DPW Development Services - Engineering
- Aug 5, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Justin Kilgore on behalf of PCD Project Manager
- Aug 5, 2026Submission Triaged
- Aug 5, 2026Submission received from Applicant
- Aug 4, 2026Submission request sent to Applicant
- Aug 4, 2026Request for Review Comments returned by PCD Project Manager
- Aug 4, 2026Request for Review Comments returned by EPC DPW Development Services - Engineering
- Jul 22, 2026Request for Review Comments returned by Colorado Department of Transportation - Pueblo Office
- Jul 14, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Teresa Guagliardo on behalf of Colorado Department of Transportation - Pueblo Office
- Jul 14, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Michelle Regalado on behalf of Colorado Department of Transportation - Pueblo Office
- Jul 14, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Kimberly Blanchard on behalf of Colorado Department of Transportation - Pueblo Office
- Jul 14, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Adam Lancaster on behalf of Colorado Department of Transportation - Pueblo Office
- Jul 14, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Gilbert LaForce on behalf of EPC DPW Development Services - Engineering
- Jul 14, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Engineering Manager on behalf of EPC DPW Development Services - Engineering
- Jul 14, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Justin Kilgore on behalf of PCD Project Manager
- Jul 14, 2026Submission Triaged
- Jul 14, 2026Submission received from Applicant
- Jul 2, 2026Request for Review Comments returned by Tri-Lakes-Monument Fire Protection District
- Jun 30, 2026Submission request sent to Applicant
- Jun 30, 2026Request for Review Comments returned by PCD Project Manager
- Jun 30, 2026Request for Review Comments returned by EPC DPW Development Services - Engineering
- Jun 26, 2026Request for Review Comments returned by EPC Environmental Services
- Jun 22, 2026Request for Review Comments returned by Colorado Department of Transportation - Pueblo Office
- Jun 18, 2026Request for Review Comments returned by EPC DPW Stormwater
- Jun 16, 2026Request for Review Comments returned by PCD Administrative Notice
- Jun 16, 2026Request for Review Comments returned by Pikes Peak Regional Building Department
- Jun 10, 2026Request for Review Comments returned by EPC Parks Department
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Zachary Jannusch on behalf of EPC DPW Stormwater
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Mikayla Hartford on behalf of EPC DPW Stormwater
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Glenn Reese on behalf of EPC DPW Stormwater
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Erica Rylander on behalf of EPC DPW Stormwater
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Christina Prete on behalf of EPC DPW Stormwater
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by on behalf of PCD Administrative Notice
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by on behalf of Pikes Peak Regional Building Department
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Teresa Guagliardo on behalf of Colorado Department of Transportation - Pueblo Office
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Michelle Regalado on behalf of Colorado Department of Transportation - Pueblo Office
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Kimberly Blanchard on behalf of Colorado Department of Transportation - Pueblo Office
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Adam Lancaster on behalf of Colorado Department of Transportation - Pueblo Office
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Scott Benson on behalf of Tri-Lakes-Monument Fire Protection District
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Jonathan Bradley on behalf of Tri-Lakes-Monument Fire Protection District
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Aaron Wood on behalf of Tri-Lakes-Monument Fire Protection District
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by on behalf of EPC Parks Department
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Catherine McGarvy on behalf of EPC Health Department
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by HEAEH LandUse on behalf of EPC Health Department
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Kathy Andrew on behalf of EPC Environmental Services
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Gilbert LaForce on behalf of EPC DPW Development Services - Engineering
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Engineering Manager on behalf of EPC DPW Development Services - Engineering
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by Justin Kilgore on behalf of PCD Project Manager
- Jun 9, 2026Request for Review Comments email sent for Project Needles Highway 83 Rezoning RR-5 to RR-2.5 for review by on behalf of PCD Administrative Notice
- Jun 8, 2026Project Manager Assigned: Joe Letke
- Jun 8, 2026Fees paid: 6/8/2026 (Receipt: 1012138)
- Jun 4, 2026File # Assigned: P268
- Jun 4, 2026Payment Request sent: 6/4/2026
- Jun 4, 2026Submission Triaged
- Jun 3, 2026Submission received from Applicant
- Feb 11, 2026Submission request sent to Applicant
- Feb 9, 2026Project Created
- Feb 9, 2026EA Assigned: EA2616